Plan Review: 81 Issues Found

Summary: Keynote 4 instructs to connect the "4\" OVERFLOW RD PIPE" directly to the "4\" RD PIPE" to create a "6\" COMBINED ROOF DRAIN PIPE". The building code requires a secondary (emergency overflow) roof drainage system specifically to prevent water entrapment "if the primary drains allow buildup for any reason." Combining the primary and overflow drains into a single vertical pipe defeats this requir...

Why it matters: This configuration creates a severe structural and life-safety risk. If the combined roof drain pipe clogs, water will pond on the roof without an independent secondary escape path. This can rapidly exceed the roof's structural live load capacity, potentially causing a roof collapse. This design ...

Suggested next step: Please revise the roof drainage design to maintain completely independent piping and discharge paths for the primary roof drains and the secondary (overflow) roof drains, ensuring the overflow system can function independently if the primary system fails.

RFI draft: Please revise the roof drainage design to maintain completely independent piping and discharge paths for the primary roof drains and the secondary (overflow) roof drains, ensuring the overflow system can function independently if the primary syste...

Summary: Detail 12, 'DUCT THROUGH INTERIOR WALL DETAIL', provides installation instructions for duct penetrations, explicitly including 'FIRESTOP RATED WALL PENETRATIONS' (Note 4). However, Note 5 requires the annular void to be filled with 'SPRAY FOAM OR R-13 FIBERGLASS BATT INSULATION'. Standard spray foam and fiberglass batts are combustible and/or low-melting-point materials and fail to meet the cod...

Why it matters: Under IFC Section 703.1, penetrations through fire-resistance-rated construction must be protected with 'approved methods capable of resisting the passage of smoke and fire.' Utilizing standard spray foam or R-13 fiberglass as a backing material in a rated wall nullifies the assembly's fire-resis...

Suggested next step: Clarify the void fill requirements for fire-rated interior walls. Revise Detail 12 to explicitly prohibit standard spray foam and fiberglass batts in fire-rated wall penetrations, and mandate a complete, approved/UL-listed firestop system (typically requiring mineral wool safi...

RFI draft: Clarify the void fill requirements for fire-rated interior walls. Revise Detail 12 to explicitly prohibit standard spray foam and fiberglass batts in fire-rated wall penetrations, and mandate a complete, approved/UL-listed firestop system (typical...

Summary: Sheet M6.1 Note 1 directs the installation of the "BOILER INTAKE AND EXHAUST DOWN THROUGH ROOF" and explicitly references the "BOILER INTAKE/EXHAUST PIPE DETAIL ON SHEET M9.1". The roof plan (M6.1) shows keynote "M 1" with "three leader lines pointing to small circle symbols" (penetrations). However, the referenced Detail 1 on sheet M9.1 only depicts two pipes. Furthermore, Detail 1 contains co...

Why it matters: The mismatch between three penetrations on the roof plan and two in the detail creates confusion regarding the number of required roof openings. Additionally, the swapped exhaust and intake terminations (gooseneck vs. high-velocity cone) on the referenced detail poses a severe operational and lif...

Suggested next step: Please clarify the boiler intake and exhaust configuration. 1. Confirm the number of boiler pipe penetrations required on the roof, as M6.1 Keynote 1 shows three penetrations while M9.1 Detail 1 shows two pipes. 2. Correct the callouts on M9.1 Detail 1 to clarify which pipe is...

RFI draft: Please clarify the boiler intake and exhaust configuration. 1. Confirm the number of boiler pipe penetrations required on the roof, as M6.1 Keynote 1 shows three penetrations while M9.1 Detail 1 shows two pipes. 2. Correct the callouts on M9.1 Det...

Summary: Mechanical drawing M7.2 specifies exposed spiral ductwork running centered at 10'-8" A.F.F. in Collaboration 2350D (per Keynote 5). However, Architectural drawing A8.2 indicates a continuous gypsum soffit located at exactly 10'-8" A.F.F. in the same room, with suspended acoustical baffles hanging 6" below it. The 16" diameter ductwork physically clashes with both the hard ceiling and the suspen...

Why it matters: This conflict indicates a fundamental disconnect in the design assumptions for this room's finish. The mechanical design assumes an exposed structure where spiral ductwork can be run and grilles can be angled down, whereas the architectural design calls for a finished gypsum ceiling with suspende...

Suggested next step: Please clarify the ceiling design and HVAC routing for Collaboration 2350D. Should the ductwork be raised and concealed above the gypsum soffit with lay-in diffusers, or will the architectural ceiling design be revised to expose the ductwork?

RFI draft: Please clarify the ceiling design and HVAC routing for Collaboration 2350D. Should the ductwork be raised and concealed above the gypsum soffit with lay-in diffusers, or will the architectural ceiling design be revised to expose the ductwork?

Summary: Keynote 18 on E2.2 instructs to feed the new Panel EX-W from an existing '120/208V SINGLE PHASE PANEL' (identified as MVP1) using a '100/2 FUSED SWITCH' (2-pole switch). This single-phase configuration is confirmed by the DP2 Panel Schedule (E5.1), which shows MVP1 fed via a 2-pole 400A breaker (circuits 31, 33). However, the EX-W Panel Schedule (E5.1) specifies EX-W as a '3-Phase' panel and as...

Why it matters: Because MVP1 is a single-phase panel feeding EX-W using a 2-pole switch, Phase C on Panel EX-W will not be energized, leaving all circuits assigned to Phase C without power. Additionally, the EX-W Panel Schedule lists 'W: 3-Wire' for a 208Y/120V panel, which is structurally conflicting since 120V...

Suggested next step: Please confirm the required phase configuration for new panel EX-W. Existing panel MVP1 is confirmed single-phase (fed by a 2-pole breaker in DP2). If EX-W is intended to be Single Phase, please update the EX-W Panel Schedule to remove Phase C circuits and correct the phase sp...

RFI draft: Please confirm the required phase configuration for new panel EX-W. Existing panel MVP1 is confirmed single-phase (fed by a 2-pole breaker in DP2). If EX-W is intended to be Single Phase, please update the EX-W Panel Schedule to remove Phase C cir...

Summary: Detail 4 (JAMB) indicates an exterior column enclosed by metal studs, "MINERAL WOOL INSULATION, TYP.", and "EXTERIOR GRADE, FIRE TREATED PLYWOOD, TYP." The exterior cladding is specified as "BRAKE METAL. FINISH TO MATCH ALUMINUM STOREFRONT FRAMING SYSTEM, TYP." However, there is no water-resistive barrier (WRB) indicated between the exterior plywood sheathing and the brake metal cladding. IBC S...

Why it matters: Brake metal cladding systems are not perfectly sealed and can allow moisture penetration at joints and transitions. Without a continuous water-resistive barrier over the exterior plywood sheathing, water that breaches the exterior cladding will saturate the wood components and insulation. This le...

Suggested next step: Please clarify if a continuous water-resistive barrier (such as the fluid-applied membrane air barrier used on other exterior wall details) should be installed over the exterior grade plywood sheathing behind the brake metal cladding to comply with IBC 1403.2 and 1404.2.

RFI draft: Please clarify if a continuous water-resistive barrier (such as the fluid-applied membrane air barrier used on other exterior wall details) should be installed over the exterior grade plywood sheathing behind the brake metal cladding to comply wit...

Summary: IBC Section 1603.1.4 requires the construction documents to indicate both the ultimate (Vult) and nominal (Vasd) design wind speeds, as well as the specific design wind pressures (psf) for exterior component and cladding materials. The general notes fail to distinguish between Vult and Vasd by only providing 'BASIC WIND SPEED: V = 120 MPH'. Furthermore, the notes explicitly state that the 'SUPP...

Why it matters: Failing to specify the exact component and cladding design pressures forces suppliers to interpret and calculate the wind parameters themselves. This leads to inconsistent bids, potential under-design of cladding connections (creating a blow-off risk), and is a frequent cause for plan review reje...

Suggested next step: Please revise the wind load design criteria to explicitly state both the ultimate (Vult) and nominal (Vasd) design wind speeds. Additionally, provide the calculated design wind pressures (psf) for all exterior component and cladding zones to be used by the suppliers, as requir...

RFI draft: Please revise the wind load design criteria to explicitly state both the ultimate (Vult) and nominal (Vasd) design wind speeds. Additionally, provide the calculated design wind pressures (psf) for all exterior component and cladding zones to be us...

Summary: The roof framing plan calls for supplemental framing for a projector but directs the contractor to coordinate the location and weight with the joist supplier. IBC Section 2207.2 explicitly requires the registered design professional to indicate special requirements, including concentrated loads on steel joists, directly on the construction documents. Delegating the determination of the equipmen...

Why it matters: Failing to specify the concentrated load (weight) of the projector prevents the steel joist manufacturer from accurately designing the supporting joists. This could result in undersized joists that cannot safely support the equipment, leading to potential structural failure or requiring costly an...

Suggested next step: Please provide the exact weight (concentrated load) and location of the projector on the construction documents so the steel joists and supplemental framing can be properly designed.

RFI draft: Please provide the exact weight (concentrated load) and location of the projector on the construction documents so the steel joists and supplemental framing can be properly designed.

Summary: General Notes 6 and 7 instruct contractors to seal pipe and conduit penetrations on the exterior of the building (which explicitly includes the roof) using only caulking, and for pipes, a chrome escutcheon. This contradicts IBC Sections 1503.2 and 1503.2.1, which strictly require the installation of flashing around all penetrations through the roof plane and roof openings to prevent moisture en...

Why it matters: Relying solely on caulking and a surface-mounted escutcheon is insufficient for exterior roof penetrations. Caulking will rapidly degrade under UV exposure and thermal movement, leading to inevitable water intrusion. This compromises the building envelope and will likely result in roof assembly d...

Suggested next step: Please revise General Notes 6 and 7 to explicitly require appropriate roof flashing assemblies (such as roof jacks, pipe boots, and integrated base flashing) for all mechanical and electrical penetrations through the roof plane, in accordance with IBC Section 1503.2.

RFI draft: Please revise General Notes 6 and 7 to explicitly require appropriate roof flashing assemblies (such as roof jacks, pipe boots, and integrated base flashing) for all mechanical and electrical penetrations through the roof plane, in accordance with...

Summary: Keynote 4 specifies providing pipe supports every 8 feet across the roof for all new piping. Keynotes 5 and 8 identify this new piping as 1/2" medium pressure gas (MPG). Under the International Fuel Gas Code (IFGC), which is enforced via IBC Section 2801.1, the maximum support spacing for 1/2-inch rigid gas piping (e.g., steel) is 6 feet, and spacing is even shorter for tubing. The specified 8-...

Why it matters: Installing gas pipe supports at 8-foot intervals on 1/2-inch piping will lead to insufficient support, risking pipe sagging, joint stress, and potential gas leaks. This will result in a failed inspection and require the contractor to retroactively install additional supports to meet the maximum 6...

Suggested next step: Please revise Keynote 4 to specify a maximum support spacing of 6 feet for 1/2-inch gas piping to comply with IFGC maximum support spacing requirements, or clarify if support spacing should vary by pipe diameter.

RFI draft: Please revise Keynote 4 to specify a maximum support spacing of 6 feet for 1/2-inch gas piping to comply with IFGC maximum support spacing requirements, or clarify if support spacing should vary by pipe diameter.

Summary: Detail 7 ('ROOF ACCESS STAIR') specifies a prefabricated metal stair assembly. The detail indicates a single top rail ('1 1/2" O.D. STEEL PIPE GUARDRAIL') at a height of 3'-6" (42 inches) above the stair tread nosings. IBC Section 1014.2 requires stair handrails to be between 34 and 38 inches high, and no separate compliant handrail is provided on the stair flight. Furthermore, the sloped raili...

Why it matters: Fabricating and installing a stair assembly without properly dimensioned handrails and required extensions will result in a failed building or life-safety inspection. This will require costly field modifications, field welding, or complete replacement of the prefabricated metal railing system by ...

Suggested next step: Please clarify if a separate intermediate handrail at 34-38 inches above the stair nosings will be added to the assembly to comply with IBC Section 1014.2. Additionally, please revise the railing design to include the required bottom extension sloping for the depth of one trea...

RFI draft: Please clarify if a separate intermediate handrail at 34-38 inches above the stair nosings will be added to the assembly to comply with IBC Section 1014.2. Additionally, please revise the railing design to include the required bottom extension slo...

Summary: The interior elevations (e.g., KINGERGARTEN 2356 - NORTH, TK 2361 - SOUTH) show fire extinguishers (labeled "FE") designated within "PLASTIC LAMINATE WALL CABINET" units or mounted directly on the wall above a "PLASTIC LAMINATE COUNTERTOP". Section 905.7 of the 2015 IFC requires that cabinets containing fire-fighting equipment "shall not be blocked from use or obscured from view." Placing fire ...

Why it matters: During a fire emergency, immediate and unobstructed direct access to fire extinguishers is critical. Storing them out of sight in casework or placing physical barriers (like casework countertops) in the path of retrieval will cause dangerous delays and will likely result in a failed fire inspection.

Suggested next step: Relocate the fire extinguishers to dedicated, clearly visible fire extinguisher cabinets (e.g., semi-recessed cabinets with clear glass panels) that are accessible directly from the floor without having to reach across casework countertops.

RFI draft: Relocate the fire extinguishers to dedicated, clearly visible fire extinguisher cabinets (e.g., semi-recessed cabinets with clear glass panels) that are accessible directly from the floor without having to reach across casework countertops.

Summary: Detail 2/E1.1 ('OCCUPANCY SENSOR CONNECTION DETAIL' for 'RESTROOM / CORRIDOR') specifies an 'LMRC-101 SINGLE RELAY ON/OFF ROOM CONTROLLER' that is configured for an 'AUTOMATIC OFF' sequence of operations. Because corridors function as the means of egress serving adjacent spaces, turning the corridor lighting completely off via a local occupancy sensor violates the building code, which requires ...

Why it matters: If a corridor's egress lighting turns completely off while occupants are still inside adjacent classrooms or offices, a life-safety hazard is created because exiting occupants may step into a completely dark corridor before the sensor detects their motion. Standard practice to comply with both en...

Suggested next step: Please clarify the lighting control sequence for corridors. To comply with Section 1008.2 (maintaining egress illumination while served spaces are occupied), should the LMRC-101 ON/OFF controller in Detail 2/E1.1 be replaced with a dimming controller (such as the LMRC-112) con...

RFI draft: Please clarify the lighting control sequence for corridors. To comply with Section 1008.2 (maintaining egress illumination while served spaces are occupied), should the LMRC-101 ON/OFF controller in Detail 2/E1.1 be replaced with a dimming control...

Summary: M1.2 Keynote 4 indicates a "6\" COMBINED FIRE SPRINKLER AND DOMESTIC WATER SERVICE UP THROUGH FLOOR" and explicitly references M2.1 for continuation. On M1.2, this keynote (M 4) is located near "VESTIBULE 2800D". However, the corresponding area on M2.1 lacks any depiction of this pipe penetrating the floor or any continuation keynote regarding the fire sprinkler and domestic water service.

Why it matters: Omission of the primary fire and domestic water service routing on the floor plan can lead to spatial conflicts with architectural elements and other mechanical systems within the mechanical room or vestibule, potentially causing installation delays.

Suggested next step: Please clarify the routing of the 6" combined fire sprinkler and domestic water service on the Floor Plan (M2.1) after it comes up through the floor from M1.2 near Vestibule 2800D.

RFI draft: Please clarify the routing of the 6" combined fire sprinkler and domestic water service on the Floor Plan (M2.1) after it comes up through the floor from M1.2 near Vestibule 2800D.

Summary: General Note E on sheet E2.1 dictates that 'ALL CONDUIT ABOVE CEILINGS OR IN EXPOSED SPACES SHALL BE EMT' and directs to Detail 3/E4.1 for instructions to 'TRANSITION FROM MC CABLE TO EMT IMMEDIATELY'. However, Detail 3/E4.1 directly contradicts the material requirement by stating 'TRANSITION PVC TO RIGID STEEL OR IMC BEFORE RISING ABOVE FLOOR, WHERE ABOVE FLOOR CONDUIT IS TO BE EXPOSED', which...

Why it matters: This contradiction between EMT and Rigid Steel/IMC for exposed indoor routing will lead to material procurement errors, coordination delays, and potential RFIs during installation. Additionally, the lack of a transition detail for MC cable to EMT leaves installers without an approved method for e...

Suggested next step: Please clarify whether exposed indoor conduit should be EMT as per General Note E on E2.1, or Rigid Steel/IMC as required by Detail 3/E4.1. Additionally, please provide the missing detail for transitioning from MC cable to EMT upon exiting a wall.

RFI draft: Please clarify whether exposed indoor conduit should be EMT as per General Note E on E2.1, or Rigid Steel/IMC as required by Detail 3/E4.1. Additionally, please provide the missing detail for transitioning from MC cable to EMT upon exiting a wall.